• Nimisha Thakkar
• Prof. (DR.) M. S. Suganthiya

This study develops a practical risk and valuation framework for small land investment firms navigating regulatory zoning transitions in peri-urban Mumbai Metropolitan Region (MMR), integrating RICS risk matrices with market appreciation dynamics from four anonymized case studies (Ajoshi, Asroti, Chowk, Sarang). Findings reveal 375% appreciation through strategic holding, FSI-driven development potential, and recent rezoning risk reduction, demonstrating how regulatory clarity transforms realizable value. The framework offers actionable guidance for impairment testing, hold/sell decisions, and contingent liability recognition in emerging markets.

Zoning Transitions, Land Valuation, Risk Matrices, MMR Development, Regulatory Risk, FSI Strategy, Peri-urban Investment.

"Land Inventory Valuation and Regulatory Risk: Small Firm Portfolio Management in Peri-Urban Mumbai Metropolitan Region", International Journal of Emerging Technologies and Innovative Research (www.jetir.org), ISSN:2349-5162, Vol.12, Issue 12, page no.a143-a148, December-2025, Available :http://www.jetir.org/papers/JETIR2512019.pdf

"Land Inventory Valuation and Regulatory Risk: Small Firm Portfolio Management in Peri-Urban Mumbai Metropolitan Region", International Journal of Emerging Technologies and Innovative Research (www.jetir.org | UGC and issn Approved), ISSN:2349-5162, Vol.12, Issue 12, page no. ppa143-a148, December-2025, Available at : http://www.jetir.org/papers/JETIR2512019.pdf